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Property profile & analytics
OFF-MARKET
Estimated value
$13,175,000
Retail residential properties
1452 Washington Ave, Miami Beach, FL 33139-4112
Entity Owned
6-yr Hold
Free & Clear
Property ID
US18-3135459
Property profile
Verified
Property type
Retail residential properties
Use group
STORES & APARTMENTS
Year built
1938
Construction
CONCRETE
Total area
13,786 SF
Lot
0.18 ac (7,756 SF)
Zoning code
6400:COMMERCIAL,CENTRAL
APN
02-3234-006-0260
UPID
US18-3135459
Cap rate & NOI
Priority signal for investors
Implied cap rate, NOI & suggested price
Cap rate vs submarket · NOI estimate · 3 price anchors
Implied cap rate, NOI & suggested price
Cap vs submarket · NOI estimate · 3 price anchors
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$14.54M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$14.16M
Blend (final)
Blend
$13.18M
Owner & transaction history
Miami Retail 200 LLC · 6 yrs held
Miami Retail 200 LLC
since 2020
Last sale
$12.0M
2 recorded transactions
Zoning & alternative use
6400:COMMERCIAL,CENTRAL · Miami Beach, FL
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Cap rate
Implied · in-place · derived from last sale + estimated NOI
Implied Cap rate
#1
Implied · in-place · NOI ÷ last sale
In-place · derived from last sale + estimated NOI
Cap rate, NOI & submarket benchmark
Implied cap rate vs Miami Beach submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Miami Beach submarket · NOI estimate · typical band, median & reading
Refine your cap rate
8-question underwriting flow
1.
Property current status — Going-In vs Stabilized
2.
Price for denominator — asking / offer / market
3.
Leasing status & lease structure (NNN / Gross)
4.
Tenant risk profile & vacancy assumption
5.
Upload T12 / rent roll / OM (optional)
Refine in 60 seconds, get exact suggested price
T12 upload · Submarket benchmarks · Sensitivity grid
Suggested price · 3 cap rate anchors
Income approach @ 5% / 7% / 9% — aggressive / typical / conservative
Suggested price at 5% / 7% / 9% cap
Aggressive / typical / conservative · Implied $/SF per anchor · Sensitivity grid
Suggested price at 5% / 7% / 9% cap
Aggressive / typical / conservative · implied $/SF · sensitivity
Value
AI, CAP & Alternative Use estimations · Realmo proprietary blendValue Estimations
Based on Realmo’s proprietary methodology
AI Approach
Method
Estimation
Statistic approach
by Request
ML approach
$14,540,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$11,510,000
Current use
RESTAURANT
$10,225,000
Change: -11% · Conversion: Difficult
Blend value · Realmo final
$13.18M
Range $11.86M – $14.49M · ±10% · vs last sale $12.00M (Feb 4 2020)
Last sale anchor
$12.00M
Feb 4 2020
Realmo estimate · informational only.
These numbers are calculated by our models from public records and may not reflect actual market value.
Not an appraisal.
Verify with a licensed appraiser before transacting. Realmo accepts no liability for divergence from real-world outcomes.
View the full estimation — every method, every assumption
Confidence drivers & risk notes · Custom comparable set · Free for first 3 / day
Full estimation methodology
Every method · every assumption · confidence drivers
Price per SF
Sale + rent benchmarks
Subject property
$956 / SF
Submarket sale & rent benchmarks
Median sale $/SF · Asking & closed rent · Submarket vacancy
Submarket sale & rent benchmarks
Median sale $/SF · asking & closed rent · submarket vacancy
Property tax & assessments
Tax year 2023Property tax & assessments
Tax year 2023
Tax billed
$130,406
Tax year 2023
Assessed value
$9,000,000
Assessed 2023
Previous assessed
$9,000,000
+0.0% YoY
Effective rate
1.45%
On assessed value
Assessed land
$3,102,400
Assessed improvement
$5,897,600
Land market value
$3,102,400
Improvement market value
$5,897,600
Total market value
$9,000,000
Applied tax rate
200.0000
Comparables
6 recent transactions · within 1.5 miComparable in this city
6 recent transactions
Comparable in this City
Similar Nearby for Sale
Similar Nearby for Lease
Recent comparable sales
Sale price & price/SF · Sale date & distance · Adjustments & confidence
Recent comparable sales
Sale price & $/SF · sale date & distance · adjustments
Property description
Physical attributes from public recordsBuilding & lot
Public records
Property type
Retail residential properties
Use group
STORES & APARTMENTS
Status
Off-Market
Year built
1938
Construction
CONCRETE
Heating
NONE
Cooling
CENTRAL
Stories
2
Units
11
Bathrooms
2
Total area
13,786 SF
Lot
0.18 ac (7,756 SF)
Zoning code
6400:COMMERCIAL,CENTRAL
APN
02-3234-006-0260
UPID
US18-3135459
Jurisdiction
DADE
Metro division
MIAMI-MIAMI BEACH-KENDALL, FL METROPOLITAN DIVISION
Zoning & alternative use
6400:COMMERCIAL,CENTRAL · Miami Beach, FL
Zoning 6400:COMMERCIAL,CENTRAL · permitted uses
6400:COMMERCIAL,CENTRAL · Miami Beach, FL
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Miami Beach. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
COMMERCIAL (GENERAL) Current
Est. value
$11.5M
RESTAURANT
Est. value
$10.2M
COMMERCIAL (GENERAL) Current
RESTAURANT
Alternative use deep dive — conversion cost, permits, timeline
Conversion cost estimate · Permit path & risks · Stabilized NOI per option
Alternative use deep dive
Conversion cost · permit path · stabilized NOI per option
Building & site characteristics
From public records
Year built
1938
Construction
CONCRETE
Heating
NONE
Cooling
Yes
Stories
2
Units
11
Bathrooms
2
Lot
0.18 ac
Current owner
From public records · entity-resolved
Miami Retail 200 LLC
Entity
Free & Clear · 6 yrs held
Mailing address
701 BRICKELL AVE STE #3300, MIAMI, FL 33131-2847
Ownership since
2020
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
2 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Feb 4, 2020
$12,000,000
Miami Retail 200 LLC
Fishman Barry Trust
Grant Deed
—
Dec 11, 2019
—
Fishman,barry Trust
Barry S Fishman
Quit Claim Deed
related
—
Coming soon
Costs & Benchmarks
Operating expenses, capex projections, utility benchmarks, and submarket comparables — all in one view.
Coming soon
Risks
Flood, climate, environmental, title, and tenant-concentration risk — surfaced with mitigations and source citations.
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